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MINUTES OF THE <br />ORONO PLANNING COMMISSION MEETING <br />Monday, October 15, 2012 <br />6:30 o’clock p.m. <br />_____________________________________________________________________________________ <br />  <br />  Page 2   <br />   <br /> <br />2. How does the Planning Commission find that the variances, if granted, will affect the essential <br /> character of the neighborhood? <br /> <br />3. If the Commission recommends approval of the requested variances, is it appropriate to impose <br /> conditions in order to mitigate the impacts created by the granting of the requested variances? <br /> <br />4. Although they are not meeting the code requirement for 25 percent, does the Planning <br /> Commission find the applicants have provided hardcover removals which are substantial enough <br /> to offset the proposed additions to the home? <br /> <br />5. Are the hardcover levels supported by practical difficulties? Is there room to reduce other areas <br /> of hardcover on the property without reducing functionality or creating additional practical <br /> difficulties? <br /> <br />The applicants have better defined their proposed areas for hardcover reductions and the changes result in <br />601 square feet less than their previous request. The property currently contains a home with an attached <br />garage. Staff does not find a practical difficulty supporting the requested overages in hardcover. Further, <br />the applicants have not demonstrated that enforcing the hardcover provisions of the Zoning Ordinance <br />will deprive the applicants of the reasonable use of their property. For these reasons, Staff recommends <br />denial of the hardcover variance. <br /> <br />Eric Olson, Builder, stated due to the current situation with the existing small garage, the applicants are <br />proposing to construct a new three-stall garage on the property. They have reduced the hardcover by <br />another 600 square feet. The new garage is required for additional storage of items used on the lake and <br />would improve the neighborhood. There are currently two homes located on the east and west end that <br />are large homes. The proposal would also increase the living space and function of the existing house. <br /> <br />Lemke asked if the entire house is going to be remodeled. <br /> <br />Olson indicated the area by the garage would be remodeled. Olson noted the first set of plans submitted <br />shows elevations of the current structure. <br /> <br />Curtis noted the color version of the plan is to help depict the hardcover areas that are proposed to be <br />removed. <br /> <br />Olson noted that the lot narrows down by the lake, which reduces the lot area and makes it difficult to <br />meet the 25 percent hardcover limit. Olson indicated they have eliminated as much hardcover as possible. <br />Removal of the boulders would only result in a small hardcover reduction. <br /> <br />Schoenzeit asked what the size of the current garage is and what the function of the new living space will <br />be. <br /> <br />Olson stated to his recollection, the current garage is 22’ x 21’. There would be a small area with a <br />staircase going up to the living space. The small area would serve as a mechanical room/laundry area. <br />Currently the master bedroom is on one level and the master bathroom is on another level, which would <br />be changed under the proposal to be on the same level. <br />